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HM Land Registry · 32 bakeries · 19 up, 13 down

Up to +17%: the Gail’s Effect league table

Did house prices rise after GAIL’s turned up? Median sold prices in the 2 years before each bakery opened, against everything since. Only bakeries with 30+ sales on each side make the table. Tap any bakery for its full price chart.

+17%Biggest rise after GAIL’s opened (Buxton)
8Areas up 10% or more
19 of 32Bakeries where prices went up afterwards
10,531Real house sales behind these numbers

Top performers

#1+17%Buxton£240k → £280kSee the chart →#2+17%St. Margaret's£666k → £778kSee the chart →#3+16%Hitchin£401k → £463kSee the chart →#4+13%Stoke Newington£740k → £835kSee the chart →#5+13%Walthamstow Village£545k → £613kSee the chart →

The full table

  1. 1BuxtonBuxton · opened H1 ’25 · SK17 6+17%£240k → £280k
  2. 2St. Margaret'sTwickenham · opened H2 ’24 · TW1 2+17%£666k → £778k
  3. 3HitchinHitchin · opened H2 ’24 · SG5 1+16%£401k → £463k
  4. 4Stoke NewingtonLondon · opened H1 ’25 · N16 0+13%£740k → £835k
  5. 5Walthamstow VillageLondon · opened H2 ’24 · E17 9+13%£545k → £613k
  6. 6Primrose HillLondon · opened H2 ’24 · NW1 8+11%£880k → £980k
  7. 7SolihullSolihull · opened H2 ’24 · B91 3+11%£419k → £466k
  8. 8Palmers GreenLondon · opened H1 ’25 · N13 4+10%£520k → £573k
  9. 9PrestwichManchester · opened H2 ’24 · M25 3+9%£297k → £324k
  10. 10ChelmsfordChelmsford · opened H2 ’24 · CM2 0+6%£310k → £329k
  11. 11Cheshire OaksEllesmere Port · opened H2 ’24 · CH65 9+4%£200k → £208k
  12. 12RuislipRuislip · opened H2 ’24 · HA4 8+4%£643k → £670k
  13. 13Bristol College GreenBristol · opened H2 ’25 · BS1 5+3%£325k → £335k
  14. 14MacclesfieldMacclesfield · opened H1 ’25 · SK11 6+2%£175k → £178k
  15. 15Manchester SaleSale · opened H2 ’24 · M33 7+2%£314k → £320k
  16. 16MarlboroughMarlborough · opened H2 ’25 · SN8 1+2%£425k → £433k
  17. 17BeckenhamBeckenham · opened H2 ’25 · BR3 1+1%£410k → £415k
  18. 18Stratford Upon AvonStratford-upon-Avon · opened H2 ’24 · CV37 6+1%£345k → £350k
  19. 19Wimbledon BroadwayLondon · opened H2 ’24 · SW19 1+1%£565k → £573k
  20. 20SurbitonSurbiton · opened H2 ’25 · KT6 4−1%£445k → £443k
  21. 21Welwyn Garden CityWelwyn Garden City · opened H1 ’25 · AL8 6−1%£513k → £505k
  22. 22WatfordWatford · opened H2 ’24 · WD17 2−2%£330k → £325k
  23. 23Crystal PalaceLondon · opened H2 ’25 · SE19 1−4%£450k → £430k
  24. 24Bristol WhiteladiesBristol · opened H1 ’25 · BS8 2−5%£450k → £428k
  25. 25ElyEly · opened H1 ’25 · CB7 4−6%£335k → £315k
  26. 26Hackney CastleLondon · opened H1 ’25 · E8 1−6%£600k → £565k
  27. 27Streatham HillLondon · opened H2 ’25 · SW2 4−7%£482k → £450k
  28. 28Leamington SpaLeamington Spa · opened H2 ’24 · CV32 4−9%£324k → £296k
  29. 29St. PancrasLondon · opened H2 ’24 · N1C 4−13%£1.15m → £1m
  30. 30WorthingWorthing · opened H2 ’24 · BN11 3−13%£290k → £253k
  31. 31Elephant ParkLondon · opened H2 ’24 · SE17 1−21%£662k → £525k
  32. 32The Fire Station SouthwarkLondon · opened H2 ’24 · SE1 0−32%£794k → £537k

These are raw before/after numbers with no comparison area, so they include the wider market moving too. Medians wobble with the mix of homes sold (a run of flats pulls them down), prices moved everywhere over these years, and correlation is not causation. This is a bit of fun, not advice. Another 172 bakeries have a price chart but too few sales, or opened before our records start, to call a before/after. They’re all on the Croissant Radar.